All Forum Posts by: Caroline Hedin

@Amy Van Ollefen Agreed on the painting but I did figure out (quite by accident) that a bead of caulk in the corners allows for a beautiful straight line. Wish I had figured that out before painting the very last wall.

@Kat W. If you're looking for personal opinions, I would try to get it flat. As @Dana Whicker said, context is important but beyond that, texture seems cheap to me. Likely because it IS cheaper. Getting a smooth beautiful wall takes skill. I'd take the time and skim coat it or google a bit and see if there's a decent way to remove some texture to make the job easier.

@Ankur S.  Try going to www.aia.org to both find an architect in your area and to review documents which include what questions to ask them when you interview them. 

Think of the difference between hiring a drafter and an architect similar to the difference between hiring a licensed and bonded contractor and some random handyman guy off Craigslist. There are good ones out there but you never know if that's the one your getting and paying for.

@Manolo D.  If they're not licensed they're not an architect and if the architect stamping the drawings isn't directly responsible for the drawings then they are in violation of licensing laws and could lose their license and could be permanently banned from practicing.

@Aaron Ramm 

I'm going to bypass some of your questions out of respect for my husband so please don't take that personally.

The home is located in Parkland between PLU and the back gate to McChord AFB.  It seems that 3/1's rent for $950 - $1,100 in this neighborhood.  We get the students attending a private college, but the neighborhood is solidly blue collar/middle class housing.  We'll be managing the property ourselves (following all of the advice supplied on this website and from friends who have managed their own property for a few years).

Melissa Buckley Every architect is going to give you a different price. Some will charge based on square footage, some based on the cost of construction, and some based on the number of hours it will take to complete the drawings. It will certainly take more than 15 hours to complete a permit set :). In addition, each firm will provide a different fee based on what they understand the scope of work to be. When you interview them, ask for a cost breakdown so that you can easily compare the different fees. Many people don't keep the architect involved on smaller projects during construction. I don't recommend this. The architect can be a great set of eyes to make sure you are getting what you expect from the contractor. Start with www.aia.org. You can find firms in your area and they have a few articles which go through helping you understand the design process and what questions to ask when hiring the architect. Most important when making your decision, as with most everything, is communication. Choose one you feel listens, otherwise it's going to be a frustrating process. And as you do with contractors, interview and ask for proposals from at least three! Regarding hiring a drafter. Your state may not allow this based on the size of the project and the occupancy. It's a great question to ask the building department. While there are ALWAYS exceptions to the rule, I've seen a number of projects that cost the developer more than it should have because the drafter did not understand the code and so the project either couldn't get a permit or construction was halted due to code violations. In addition, please know that the building department isn't held liable for any code violations discovered during construction even though they review the documents and issue the permits. So you want to make sure you hire someone that knows what they're doing! Good luck!

@David Truong @Steve K. @Adrian Chu I've decided to attempt to document our experience and get feedback in the Investor Deal Diaries category.  We would love input as we go if you're interested. http://www.biggerpockets.com/forums/522/topics/177256-auctioncom-occupied-sfr---tacoma-wa---buy-and-hold

@Michele Fischer Thank you for the mention of WLA.  I hadn't known about that organization until @Account Closed mentioned it in my "diary".  It looks like it could be very useful.  I'm typically a mountain lover but as an architect, the opportunity to develop a piece of land on a lake with an ocean view was to (too?) much to pass up!  I can't wait to finish the design and get moving on construction.  We're hoping to draw in an untapped market.  I realize the Washington Coast isn't known for stellar weather but we're going to try to take advantage of that with our concept!

We did speak with a lawyer regarding our options but we have decided to move forward with temporarily keeping the current occupant in the property for security sake (see the deal diary link above).

Thank you all again for the warm welcome. 

Chrystal T. I would be concerned moving forward with this contractor that he would end up costing you both time and money. It sounds like he would use every change (and there will be changes) to increase costs and delay the schedule. If there are other reputable and highly recommended contractors you have received bids from, for your sanity and finances, I would move forward with one of them. When a contractor is involved throughout the design phase, that typically gives him a good idea he will be constructing the project unless he has been told up front there will be other bidders. That being said, in theory he knows the project better than the other bidders which would make his bid come out higher, but the window pricing...just doesn't make sense unless he's using a significantly higher quality manufacturer. In which case, your drawings should more clearly spell out your preferences for materials. You may consider giving him a small amount of fee for the time he has invested but if you don't have an agreement to do so, that is up to you - it's a risk of doing business.

Matt Gouras thanks, those are great tips! We're so new I had no idea those organizations existed.

I can't help you with the lawyer contact but I'm curious if you've spoken with the current occupant. We have just purchased at auction an occupied property and so far dealings have been amenable. We were prepared to offer him a sum to leave in a week (cash for keys) but turns out the neighborhood is sketchy enough that we're keeping him in there until we get everything lined up for the renovation.

I've had a blind request with no introduction also and thought it was odd. In particular since I myself am a newbie. I figure she is looking for more people to market whatever to, which is annoying, but I accepted thinking maybe she would come back and introduce herself. No such luck yet.